Archive for the ‘Technical Issues’ Category

LEGAL COMPLIANCE ISSUES REMAIN?

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A DAY IN THE LIFE OF A HOUSE SURVEYOR

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Picture the recent scene – House for Sale, price agreed, finance settled, legal matters done, only the survey to be done.

Surveyor finds various disrepairs and works are needed. No problem – most matters are said (on the Agents Details) to be newly refurbished/completed and therefore assumed to be covered by guarantees. BUT – the HIP had not had any of the usual Report and Certification documents uploaded to it and the requested HIP did not include a copy of the Property Information Questionnaire (which is mandatory) to point the surveyor in the right direction.

Result?

The Surveyors’ private survey report to the purchaser had to include detailed “what if” (with guarantee and without guarantee) comments for each defect plus valuation advice on the basis of with and without guarantees. This created greater uncertainty and complexity such that we had to hold a one-to-one meeting with the clients to re-assure them that it was worth continuing and how they should proceed.

Our Surveyors role was extended from defect diagnosis to part legal and part marketing advice to hold things together. PROinspect have no problem with this but many Surveying Practices would not go that extra mile and so the Agents and Seller got lucky (to date we have received no thanks from Seller or Estate Agents).

The Sellers interest could have easily been disadvantaged had ANother surveyor been choosen to act for the clients.

All for the sake of taking HIPs seriously and using them intelligently. The Sellers, but probably the Agents, in the context of this specific case, could have uploaded -

(1)   Multiple Contractor Reports and Certificates/Guarantees

(2)   Building Control Approvals, with Plans

(3)   Details of rights-of-way

(4)   Boundary ownership

(5)   Simple list of what recent work was completed (more than just “main items”).

PROinspect have experienced a sequence of transactions where the Agents had not acted legally: HIP documentation was not forthcoming, or was incomplete, when requested by us. This is the first occasion where we have been critical of Sellers/Agents and so compliance is generally not an issue, it seems.

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Lets compare the performance of the Commercial Markets is getting its act together on mandatory commercial buildings Energy Certification. The following is an article from QUIDOS recently –

Commercial landlords ignore energy performance legislation

• Survey highlights compliance rates of just 22% with recent commercial energy legislation
• Landlords show reluctance to commission surveys amidst depressed market conditions
• Trading standards officers to use report to target property without an EPC

Quidos Limited, experts in property energy assessment and compliance matters have published the results of an autumn study into commercial energy efficiency certification across several South West regions, conducted with assistance from local Trading Standards officers.

The report shows that Landlord compliance with the 1-year-old Energy Performance Certificate legislation for commercial property (currently for sale or let) was still very low, with only 22% of commercial property appearing to carry a valid energy certificate.

Areas surveyed with their compliance ratings:

Area	Sample size	With EPC	No EPC	Not found
Bristol	200	44 (22%)	103 (52%)	53 (26%)
BANES	228	61 (26%)	54 (23%)	113 (49%)
Dorset	55	10 (18%)	29 (52%)	16 (30%)
Cornwall	125	22 (18%)	73 (58%)	30 (24%)
Wiltshire	115	20 (17%)	39 (34%)	56 (49%)
	723	157 (22%)	298 (41%)	268 (37%)

Although these results must be qualified by the methodology used they have surprised many industry professionals who had considered EPC compliance to be over 80%. Whilst Quidos have stressed that the figures are at best illustrative and focused only on the South West, they do highlight a lack of industry compliance which is likely to be repeated across the UK.

Speaking after publication, Quidos Operations Director Nick Branch spoke in favour of moves to improve awareness of energy efficiency; “These certificates provide a valuable asset rating of the energy performance of buildings. This data can and is being used by forward thinking landlords to improve the energy efficiency, and value of their property portfolio. With low cost loans available from the Carbon Trust, these energy saving improvements can be capital neutral in the short term and revenue generating in the longer term.”

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SAVING ENERGY

UpMyStreet’s room by room guide to energy saving. You could save up to £383 a year. Data taken from the public “upmystreet” website on 26/10/09:

Indeed, if you insulate all walls and all loft spaces to today’s thermal standards you could then change the space and water heating timeclock such that the fuel is off for about 30 extra minutes a day; you could also turn the thermostat down one or two degrees. These factors will save you money but continue to achieve the same comfort standards as before you upgraded your insulation – Why? – because your home heats up quicker and does not cool so quickly.

Kitchen:

1. Fill up your dishwashers and washing machines before you use them: one full load uses less energy than two half loads. By only using your dishwasher when it is full you could save an extra £15 a year.
2. Turn the temperature on your washing machine down from 60 to 40 degrees or, if you can, 30 degrees. Most washing powders will work just as well at a lower temperature.
3. Try to defrost your freezer regularly to keep it running cheaply. An over-iced freezer will have to work much harder to stay cool, in turn wasting more energy.
4. Only fill and boil your kettle with the amount of water you need when making a cup of tea.

Bathroom:

1. By turning off the tap while brushing your teeth you could save a massive five litres of water each time.
2. Place a Hippo (water saving device) in your toilet cistern and each time the toilet is flushed this will save you around three litres of water and money off your water bill.
3. The Energy Saving Trust recommends swapping one bath a week with a five minute shower to save up to £15 per year off your energy bill. Just make sure it’s not a power-shower as these can consume just as much.
4. Fix those nightmare leaky taps to save approximately four litres of water a day.

Living Room:

1. Switch your normal light bulbs to energy saving ones and you could use 80% less electricity. Energy saving bulbs last up to ten times longer too, just don’t forget to turn the lights off when leaving a room.
2. Rather than leaving your appliances on standby, turn them off at the source and make yourself a saving of £33 a year.
3. Insulate your home. Cavity wall insulation will help reduce the amount of energy you need to heat your home and keep it warm. This will make you a saving of £115 a year. While insulating your loft can make an extra saving of £150.
4. Turn the thermostat down by just one degree and although you probably won’t feel the difference you will be able to cut your bills by 10% making a saving of around £55.

So, in conclusion it seems we can save fuel and therefore money in order to pay the fines imposed for non-compliance issues. Great.

No – but seriously, well done residential Estate Agents but look out Commercial Agents: Trading Standards Officers will have picked up on these issues.

Is it worth surveying a brand new home?

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I complete many surveys for Building Companies; Part Exchange cases mainly. Often I am asked by a home owner “Should I have a survey on a brand new home? Would it be worth it?”.

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This is one of the hardest questions to answer. Yes? No? Maybe?

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The way I handle such a question is to first ask why they are asking – often a clue develops in that conversation. Others handle this differently and I so-called SNAGGING REPORTS that say that a door is non-compliant due to some obscure Regulation breach and that it has a small scratch by one hinge etc….

Has a solicitor advised a report? Has what I have been doing in their own/current second-hand (old) home frightened them into action? Have they been watching too much TV? Have they had a Lender Valuation report copy and something has upset them?

Often potential purchasers see the Environmental Report and are frighten so much that they google Surveyors and ring to get free advice on that report – this is common.

Sometimes purchasers see something closeby to their new home, eg: an electrical sub-station, and ask if they could get cancer if they moved in – I am not joking!

Sometimes purchasers see that the local sub-soils are predominantly of shrinkable clay and ask me to complete a full Building Survey (on a new home) to ensure them that subsidence is not affecting their potential purchase.

I suppose that what drives many of these types of comment is the fact that purchasers often feel out of their depth: they need and seek re-assurance and asking for the most expensive form of survey fulfills that inner need.

In some cases they ask for a full building survey but when I ask if they also require a market valuation they say “no – I have had a Lenders Report and they say the price is ok”, or they say “I don’t need a Rebuild Cost Assessment because I have insured it for the purchase price”! Rational?

So, how do I answer this question – Is a new home survey really worth it?

First – discover why they are asking. What drives the request? MOTIVATION?

Second – ask what type of home it is and where it is; what is its value? QUALITY? SCALE?

Third – ask at what stage of construction is it at? PRACTICALITIES?

My answer then falls into place.

If it is part built then I report that to ensure a good build-quality they could employ me to check, weekly, during the remaining build-period and to then snag and de-snag the final structure. Obviously this is expensive but would deliver the best build quality and finish possible.

I often refer to the fact that defects often need time to manifest themselves: a missing internal door lintel may not show any distress until months or even years later. A survey after snagging would probably not reveal that problem or risk. This is not negligence.

Is performance of a snagging list the best form of survey? I have seen “specialist contractor” snagging reports and they stagger me. They have merit but are usually filled up with comments such as “the top edge of the bedroom door is not finished in accordance with the British Internal Joinery Association Code of Practice No XYZ/123 and the fire-stop is 1mm too narrow to door head corner area etc….

The surveyor may be right in making such comments but the effect of his/her remarks is generally inconsequential in terms of reduced/increased fire risks. The fact is that if you buy a new car, it is not perfect and it will de-value immediately. The same is true of housing.

We are rapidly becoming American’ised and expect perfection and he-who-shouts-loudest often can succeed in getting works done because of such snagging reports. The “reasonableness test” of whether something not right is actually “wrong” is a moving target depending on circumstances:-

Referring to a part of the building element –

• Does it fulfill its designed performance?
• Has it been installed/built correctly?
• Will it be liable to age more rapidly?
• Does it look reasonable?
• Is it safe?
• Can it be repaired without disproportionate cost?
• Does the problem affect value or saleability? Etc…….

A case can be made to say that some “defects” do not need to be rectified. All things are in a state of imperfection and so why change them? A reason must exist.

My own approach is one of common-sense: is a repair needed? My thought processes will be influenced by the calibre and quality of the building, its weather exposure and if a problem affects value and saleability. My actions on site should not reflect the whims of my client.

“Do you need a survey” also depends on the reputation of the Developer: if they have a good after-sales regime then you can expect to rely upon that service, as well as the limited cover provided by the NHBC 10 or 15 year insurance policy on the home.

So – is a new home survey worth it? Well, yes. Yes, but the type of inspection(s) or report are open to opinion and that is determined by budgetary constraints and personal attitudes. Some clients say “as detailed as possible so I can screw the builder, please”.

So, I DO FIND IT DIFFICULT TO ANSWER THIS QUESTION. I do not like to see clients pay good fee money for less-than-practical-reports and so a certain definition of terms is always needed so I can define the right survey product for any particular client. Any mis-match of expectations will inevitably result in hassle for all parties concerned.

Once (years ago) a repeat client of mine asked for a “full survey” on a new home: when I began my questioning it transpired that the client had a very inflated opinion of the quality of her purchase and the builders ability to set right all faults. In that particular instance I decided to not quote or act for the client. Ducking out? Perhaps I did, but perhaps somebody else didn’t and I hope the client got what she wanted but, to remain professional, I do not report “to order”.

I consider the above a truly professional stance; others may say differently but I like to think my stance is both modern and appropriate to today. I would like to hear others’ views on this conundrum – got a view?

Without wanting to insult anyone, or be at all secretive, this cannot be answered “just like that”. It takes time for us to understand what you need and can afford.

Things that cause our fees to vary include:-

• Property size (eg: gross floor area).
• Property type (eg: it is traditionally designed, is it detached, is it “system built”, is it registered defective under the Defective Premises Act, etc….).
• Form of construction (eg: modern or Period timber frame? Cob? Metal framed? Traditional cavity or solid walls, etc…).
• Are there extensive outbuildings?
• Where is it?
• Do you require basic survey products or additional services for specific reasons?
• Do you want us to include/arrange Services tests by Engineers?

We do have a Fee Matrix and this forms the benchmark for our bespoke fee quotation analysis and is not intended to be a rigid fee structure – each and every client is different and has differing expectations!

The best thing to do is to call us for a quotation – this starts with filling out the CONTACT FORM opposite (provide us with at least some basic data EG: 4 bedroom detached house – about 100 years old – value around £500,000 – Building Survey with Valuation opinion needed).

1- Do I need a Surveyor?

BUYING – Chances are that the home you are buying is OK. What if it isn’t? Do you carry the risk? Would the value of the house be lower with significant defects? We would be insured against serious matters, wouldn’t we?

Is the message becoming clear? Why accept risk when you don’t have to? Any defect, minor or serious, is not an insurable peril if it existed when you bought your home (Insurers call these matters “pre-existing-defects”).

Also remember – don’t be fooled into thinking that just because your Loan Company have advanced a large sum means that the premises are free of defects. A Valuation Report IS NOT A SURVEY and in an increasing number of cases such Valuations are produced without inspecting the premises.

So – do you need a Surveyor? The answer is a resounding YES, you do.

SELLING – Increasingly the wise home owner, but only those who can afford this benefit as it is not essential, is choosing to commission a Seller Survey. This is something new but it can be relied upon by Loan Companies and Purchasers (either could sue the Surveyor even though the report was commissioned and paid for by the seller).

Why would a Seller want such a survey? To prove there is nothing wrong or to say, yes we do have condition issues but the report quantifies them and are Asking Price has been set accordingly (thus limiting the negotiation time and angles that otherwise cut in later in the disposal transaction period).

IMPROVING – Thinking of having Conservatory or new windows or a loft conversion? STOP and THINK.

Will that money actually add value to your home? Not all improvements add value. Do you need a Valuers opinion?

If you have just had such works completed do you realise that you may have forgotten something else? You have just created additional costs should your home have to be rebuilt for whatever reason. Did you increase the sum of money that represents the ceiling sum within your Buildings Insurance policy? Do you know how to calculate the rebuild cost of your home?

Surveyors/Valuers are needed at almost any stage of any project to do with housing.

QU – What factors combine to increase the risk of defects at residential properties?

ANS – Age: certain forms of construction: the degree of DIY completed: the type of sub-soil the home is built on (clays being the worst): is the home under threat from flooding?: lack of past maintenance: certain ages of home have certain defects “built in”: the quality of alterations and extensions: weather exposure: the list be long………..

QU – I can do what a Surveyor does; it’s easy. Why bother with using a Surveyor?

ANS – Our standard answer revolves around – anyone can see if the paintwork is peeling, if the roof has a hole in it, if the walls are cracked or not, etc…. But, consider this …… could you recognise the difference between subsidence, settlement and heave? …… could you recognise the difference between wet rot and dry rot and know the implications of that distinction? …… if the roof contours were straight could you still recognise when a roof frame is under serious stress? …… could you diagnose cavity-wall-tie-corrosion problems? …… before you went to the house would you know if it was in a district that suffers from defects such as Mundic, Radon Gas, Black Ash, Subsidence, Flooding and other serious problems?

2-         When do I need a Surveyor?

This is a more tricky question.

Sometimes it all depends on cost – if you are buying a Leasehold home/flat the legal and other researches needed are much more costly in which case it can make sense to commission all those matters first and leave the survey until later in the transaction.

However, in most cases it is wise the consider appointing a private surveyor as soon as possible after having your bid approved by the seller.

Private surveys will focus on the negative about the property and discuss the defects and their effect on saleability and value. Are these matters you would necessarily want your Loan Company to know about? Why then would you consider using the Loan Valuer for a simultaneous private survey? It just doesn’t make any sense.

Always commission a separate Loan Valuation and Private Survey.

In some cases the Loan Company Valuation report or researches will state that signs of a defect were noted or that the home is at high risk of ………… In these cases we would suggest you contact PROinspect immediate and talk through your worries. It is possible we can give you the re-assurance you need to move forward; if we cannot then we should be able to suggest a Survey Product designed to provide exactly what you want OR refer you to another professional who will be able to help you specifically.

Don’t forget your Surveyor after you have moved in. Many times during your occupation you may need a chat before you commit to a course of action that if you get it wrong may later rebound to haunt you —

• I live in an exposed coastal position. Is cavity wall insulation a good idea?
• Will converting the garage into a dining room add value to the home?
• After the snow of New Year 2010 I noticed a bow to my main roof – can you check it out?
• We had XXXXX works completed but are not happy with some elements of the finish and need your opinion?
• We are getting mould and condensation. Can you help us?
• We have had an extension done and now need to increase our Home Insurance to reflect that work. Can you calculate the right sum for us?

And finally…. when you come to selling your home you nowadays have the option to commission a Sellers Survey to prove your homes’ condition. Any buyer can rely on that report and either seller or buyer could sue us if we have got something seriously wrong. In England we are not used to such a Survey Product but in the difficult times we now live in this is something that should be at least considered before you instruct an Estate Agent.

3 – What Survey Product will I need?

1, 2 or 3 or something else?

First of all do completely forget what any other professional adviser has mentioned to you. How many times have we heard customers tell us what “the man in the pub” told them they should ask for.

If you need property advice about surveys who is the right person to take a brief from? Your Solicitor? The Estate Agent? Your Neighbour? NO – tell the Surveyor what your needs are and he/she will recommend the right product that will deliver the re-assurance you need to move forward.

In industry jargon there are only three basic types of property inspection – the higher the number the higher the complexity, fee cost,

• LEVEL 1 Any brief inspection that is not a survey. All Valuations are at this level.
• LEVEL 2 Defined/Limited/Economy surveys or inspections. The most popular forms of Home Surveys are at this level. Included here are Specific Defect Surveys and diagnostic viewings.
• LEVEL 3 These inspections carry the higher fee costs, the surveyor accepts much higher levels of liability to you, the survey products are in much greater details, extras can be added to tailor the final product to your exact needs and budget. Building Surveys and Expert Witness Reports fall into this category.

Level 2 Reports are by far the most popular in the UK and the one Report Product that is head-and-Shoulders above the rest is the Royal Institution of Chartered Surveyors Homebuyer Report (the HBR). It becomes highly important that potential customers discuss their needs direct with a Surveyor BEFORE they issue an instruction. This ensures that the Survey Product obtained is both relevant and focussed to that clients need and budget.

To list a few Level 2 products will make our meaning clearer:-

1. Royal Institution of Chartered Surveyors Homebuyer Report (the HBR).
2. SAVA Home Condition Report
3. SAVA Home Condition Survey
4. PROinspect Landlords Property Report
5. Thermal Imaging diagnostic reports for leakages and condensation
6. Schedule of Condition (usually with a high element of photography)
7. Schedule of Dilapidation.
8. Specific Defect Report.
9. Pre section 35 (CPR) Expert Witness Report.
10. Boundary and/or Contractor dispute opinion Report.

What is an HCR?

A Home Condition Report contains information about the physical condition of a property, which sellers, buyers and lenders will be able to rely on legally as an accurate report.

The Report is an important part of the Pack, and can be included by sellers on a voluntary basis. Sometimes the seller needs to be UP FRONT about problems so the damage to marketability and value is controlled and the Agents tactics can be designed to be in your favour, as a seller.

Sellers who provide a Report will have an early opportunity to carry out repair work on the property or obtain quotes prior to marketing.

Buyers can use it at the beginning of the home-buying process to minimise the possibility of being faced with unexpected repair bills and other surprises.

The Government believes there will be significant benefits to home sellers if they top up their Packs to include full Home Condition Reports, and that this is a product that the market can deliver. Communities and Local Government is working with stakeholders to facilitate the voluntary take-up of the full Report, and has invested resources in promoting and developing it for consumers.

How much?

The Government state that “The cost to sellers of Home Information Packs will be set by the market.”  PROinspect feel that pack prices will probably be hidden in extra commission charges. However the advantages of this will be heavily offset by paying far over the actual cost of the pack and being tied to an Estate Agent.

Using a network of Surveyors and Inspectors our target is to be the most cost efficient supplier of cheapest supplier of EPC’s, HCR’s and HIP’s to the private purchaser. Offering an industry leading service utilising the skills of Chartered Building Surveyors to decide which is the best Inspector/Assessor to use for each Home – unlike many Countries, Homes in England are highly varied and sometimes only the most Specialist Consultants will be needed to ensure your best interests are met

What do you get for your money

Normally PROinspect will provide you with:

• One printed pack bound
• An electronic version for display purposes
• EXTRA copies can be order on-line or through us.

By the way our hardcopy Packs are CARBON NEUTRAL and come with the highest security built into them. Indeed, our Publishing House supplier is one the largest and most sophisticated in Europe and is right on our doorstep locally. You will not need to worry about all the paper your HIP is creating or its effect on our environment.

Example Report

An example of a Home Condition Report can be downloaded here (directly from the government website):
Download an example of an HCR report

Data from this page comes from the Governments website on HIP’s

What is a HIP?

The Home Information Pack contains important information that buyers and sellers need to know. Home Information Packs including Energy Performance Certificates have been implemented on a phased basis which started on 1 August 2007. Packs are now required on all qualifying homes sales. Smaller properties will be phased in as soon as sufficient energy assessors are fully qualified.

For sellers, providing a Pack upfront should reduce the likelihood of any nasty surprises in the selling process that could delay the sale, as buyers will be able to make more informed decisions about purchasing their home.

For buyers, the Pack provides essential information about properties they are considering buying, free of charge.

Do I need a HIP?

HIPs will not be required when selling the following:

• Non-residential property
• Mixed commercial and residential property
• Sales of tenanted properties
• Properties with leases of less than 21 years
• Private sales where the property is not marketed
• Unsafe (uninhabitable) properties and properties for demolition

What does a pack contain?

• Compulsory documents
• Home Information Pack Index
• The compulsory documents include a Home Information Pack Index, listing the documents contained in the Pack.
• Energy Performance Certificate
• Sale Satement
  • The sale statement should provide some basic information about the property, including:
    • The address of the property being sold
    • Whether the property is freehold, leasehold or commonhold
    • Whether the property is registered or unregistered
    • Whether or not the property is being sold with vacant possession
• Standard Searches
  • Including:
    • The local land charges register relating to the property being sold. Once a search is completed, which can be carried out by a personal search company or a local authority, you will receive an official search certificate.
    • Other records held by the local authority on matters of interest to buyers, such as planning decisions and road building proposals. These are referred to as local enquiries in the Home Information Pack regulations. A local authority or a personal search company can be used.
    • The provision of drainage and water services to the property. The local water company or a personal search company can be used (however, the search must comply with the HIP Regulations).
• Evidence of Title
  These documents prove that the seller owns the property and therefore has the right to sell it.

Optional Items

Some documents in the Home Information Pack are optional. These include:

• Home Condition Report
• Legal Summary
  Home Information Packs will contain some complex documents that can be difficult to understand. The optional summary of the legal content of the pack could therefore be very helpful to buyers, although it will not remove the need for buyers to take their own legal advice as well.
• Home use/content forms
  Home use and home contents forms let sellers give buyers information on a range of matters relating to the property.  These include information on boundaries, notices, services, sharing with neighbours, planning permissions and other matters of interest to potential buyers.
  It is usual for sellers to declare which fixtures and fittings and other contents of the property are included in the sale, are excluded from the sale, or are subject to negotiation.
• Other documents
  Sellers could speed up the sale if they include non-standard searches in the Home Information Pack where appropriate.
  For example, it’s standard practice to obtain a mining search in areas where coal mining has taken place. Sellers in these areas will save time if they provide this search in the Pack.
  Other searches cover rights of way, ground stability and actual or potential environmental hazards such as flooding and contaminated land.
  Sellers will also want to include guarantees and warranties for work already carried out on their homes.

How much?

The Government state that “The cost to sellers of Home Information Packs will be set by the market.”

PROinspect feel that pack prices will probably be hidden in extra commission charges.  However the advantages of this will be heavily offset by paying far over the actual cost of the pack and being tied to an Estate Agent.

Using a network of Surveyors and Inspectors our target is to be the cheapest supplier of EPC’s, HCR’s and HIP’s to the private purchaser.

Examples

An example of an Energy Performance Certificate can be downloaded here (directly from the government website):

Download an example EPC report

Data from this page comes from the Governments website on HIP’s

What is an EPC?

The Energy Performance Certificate is broadly similar to the certificates found on many domestic appliances they tell you how energy efficient a home is on a scale of A-G. The most efficient homes – which should have the lowest fuel bills – are in band A.

The Certificate also tells you, on a scale of A-G, about the impact the home has on the environment. Better-rated homes should have less impact through carbon dioxide (CO2) emissions.

The average property in the UK is in bands D or E. The Certificate includes recommendations on ways to improve the home’s energy efficiency to save you money and help the environment.

Unlike many Countries, Homes in England are highly varied and sometimes only the most Specialist Consultants will be needed to ensure your best interests are met

How much?

The Government state that “The cost to sellers of Home Information Packs will be set by the market.”. PROinspect feel that pack prices will probably be hidden in extra commission charges. However the advantages of this will be heavily offset by paying far over the actual cost of the pack and being tied to an Estate Agent.

Using a network of Surveyors and Inspectors our target is to be the most cost efficient supplier of EPC’s, HCR’s and HIP’s to the private purchaser. Offering an industry leading service utilising the skills and expertise of Chartered Surveyors.

Examples

(By the way – these two graphs must form part of Estate Agents Details in future – we can provide them, even to those of you that may be selling your own home privately).

An example of an Energy Performance Certificate can be downloaded here (directly from the government website):

Watch out for PCBs (POLYCHLORINATED BIPHENYLS)

Watch out for Asbestos

Watch out for Lead Paint.

Watch out for …………………..

PCBs are mixtures of up to 209 individual chlorinated organic compounds. Due to their valuable technical qualities (softeners that make sealants easier to apply and extend their durability) they have been used since 1929 and since used as a compound is many forms of insulation within Buildings (as well as being used in coolant systems, grouting and plasticisers in paint).

Since the 1970’s we now know that such PCBs have real Health & Safety risks associated with them: Environmental and Human health risks as they are very difficult to dispose of safely. PCBs have multiple ways of causing long term human health problems – one of the reasons that the Government introduced regulations that don’t allow us to simply take an unwanted refridgerator down to the local Tip.

PCBs will pass straight your skin and fibres will easily be breathed in if they are released into the air.

In Sweden, the use of PCBs was banned in 1972, with minor exceptions. A total prohition was later introduced in 1995. Home owners in Sweden are under a legal duty to audit their homes and decontaminate PCBs in all types of building erected between 1956 and 1973. This means that owners must arrange for inspection and testing using specific reporting templates. Each Buildings’ template should have been submitted to a Supervisory Authority before 30th June 2008 if an Injunction was not to be served on them (to perform that inspection and audit process and/or receive a later Fine).

PCBs in Sweden were used in Building elements such as compounds to seal movement-joints, flooring compounds, window seals and electrical capacitors (including in many fluorescent lights). PCBs are often found is fascade joints, around window and door frames, hidden underneath door thresholds, balcony junction seals, floor finishes/tiles, seals within double glazing units.

Surveyors would typically need to use gloves, protective glasses, breathing–filters etc… and any tools used to expose risk areas/element would have to be cleaned with acetone.

Early surveys revealed that PCBs had contaminated other materials in close contact and remedial works would be more extensive than at first expected.

The decontamination works have a legal deadline phased until 2013.

IN ENGLAND WE HAVE SIMILAR BUILDINGS AND SIMILAR PROBLEMS BUT WE HAVE NOT TAKEN SUCH STRINGENT ACTIONS AS IN SWEDEN.
However, we do take Health & Safety seriously and the following regulate PCBs

• The Health & Safety at Work etc Act 1974
• The Control of Substances Hazardous to Health Regulations 1994
• The Environmental Protection Act 1990

So: how can a House Surveyor help you identify and reduce these risks?

Let me be blunt – a Surveyor undertaking an ordinary home inspection, even a full Building Survey, will not be completing the degree of forensic inspection required to report meaningfully on such issues. PCB building inspections are a very specialist area of expertise, similar to Asbestos or Lead Paint Surveying, and should be arranged as an extra precautionary measure in advance of your property transactions.

In respect of identifying lead paint this is not as easy as you would first think.  Approximately 70% of UK Buildings pre-date 1970 – abt 18.5 million homes and thousands of public, school and workplace buildings – and many will have had lead-based-paint systems at sometime in their history. The problem is that if where all paint has been stripped away much of the lead will have migrated into the sub-strate (often timber) awaiting later dispersal.

In respect of asbestos PROinspect remind you that although some asbestos-containing-materials (ACMs) are “obvious” to visual means of inspection most ACMs are embedded or screened from viewing. This means that detection is a hit-and-miss affair.

Like a lot of surveying, it is the experience of the Surveyor that is the key factor. Don’t expect a Loan Valuer to identify such problems, don’t expect most House Surveyors to identify such issues. Chose your Experts wisely and after due diligence – TALK TO ACTUAL SURVEYORS (not an intermediatory or secretary) TO GET ADVICE.

Regards from Stuart Parrett at PROinspect

And finally …….

1. Knight Frank research suggests 2010 will see house prices, nationally, fall 2%.
2. Planning Application for 800 ECO Homes at Newport, IOW, has been submitted. All heating will be supplied by a Biomass centre.
3. The UK is currently producing enough electricity from wind power to serve 2.3m homes.